San Diego is expensive. It's not impossible. First-time buyers in San Diego County can pair down payment help from CalHFA, the County or the City of San Diego with an FHA, VA or conventional first mortgage. This guide covers each program's terms, this year's loan limits, no-money-down options, closing costs and condo rules, checked against official sources as of October 2026. Free. No sales pressure.
Most San Diego first-time buyers pair a low-down-payment first mortgage with a down payment assistance loan. FHA needs as little as 3.5% down, and VA allows 0% down for eligible veterans and servicemembers. CalHFA MyHome lends up to 3.5% of the price with a CalHFA FHA loan, or 3% with a CalHFA conventional loan. The San Diego Housing Commission (SDHC) runs the County program, a deferred loan of up to 22% of the price for incomes up to 80% of area median income (AMI), and two City of San Diego programs: up to 17% of the price, capped at $125,000, for incomes up to 80% of AMI, or $40,000 plus a $10,000 grant for incomes from 80% to 150% of AMI.
For 2026, the FHA and conforming loan limit in San Diego County is $1,104,000 for a one-unit home. Budget for closing costs on top of the down payment. Terms on this page are as of October 14, 2026, and programs can change or run out of funds, so confirm before you apply.
Start Here
Why most renters stay renters.
Often it's information, not just income. Many San Diego renters assume they need 20% down and perfect credit to buy. The reality: according to the National Association of REALTORS® 2025 Profile of Home Buyers and Sellers, the median first-time buyer nationwide put down 10%, and there are at least seven programs that can help with the down payment, closing costs, or both.
Beyond qualifying, the hard part is knowing which combination of programs works for your income bracket, credit profile, and target neighborhood. That's what this guide is for. Read through the seven programs below, and when you're ready to map out your specific stack, reach out to Karina directly for a free, no-pressure consultation.
The Seven Programs That Matter in SD
Down payment & loan programs
State Program · California
CalHFA MyHome Assistance
A deferred-payment second loan from the California Housing Finance Agency that covers up to 3.5% of the purchase price (or the appraised value, if lower) with a CalHFA FHA first mortgage, or up to 3% with a CalHFA conventional first mortgage, usable for down payment, closing costs, or both. It must be paired with a CalHFA first mortgage.
Must be first-time buyer (no home ownership in last 3 years)
Must occupy the property as primary residence
2026 household income limit in San Diego County: $259,000 (effective June 30, 2026)
California's shared-appreciation down payment program: up to 20% of the purchase price (capped at $150,000) as a second loan, for the down payment, closing costs, or both. When you sell or transfer the home or pay off the first mortgage, you repay the original amount plus a share of the home's appreciation.
At least one borrower must be a first-generation homebuyer (see CalHFA for the definition)
Lottery-based: you register for a voucher during a funding round. The 2026 registration portal closed March 16, 2026, and CalHFA released the next round of vouchers on May 20, 2026
2026 household income limit in San Diego County: $207,000 (effective June 30, 2026)
San Diego County Down Payment & Closing Cost Assistance
A deferred loan of up to 22% of the purchase price for the down payment, plus a second loan of 4% of the price, up to $10,000, for closing costs. Both carry 3% simple interest with no payments for 30 years. The balance plus accrued interest comes due when you sell, refinance, pay off the first mortgage, or stop living in the home. Administered for the County by the San Diego Housing Commission.
First-time buyer (no ownership in the last 3 years)
Income at or below 80% of San Diego County AMI
Minimum 3% buyer contribution; primary residence only
Purchase price up to $743,000 (effective June 1, 2026)
A home with a tenant living in it when you make your offer doesn't qualify unless you're that tenant, and a vacant rental must have been empty for 30 days before your offer
Covers the unincorporated County and 12 participating cities: Carlsbad, Coronado, Del Mar, Encinitas, Imperial Beach, La Mesa, Lemon Grove, Poway, San Marcos, Santee, Solana Beach and Vista. The City of San Diego has its own programs below. Chula Vista and El Cajon aren't in the County program. Chula Vista has its own SDHC program (see below). SDHC's homebuyer page no longer lists an El Cajon program, so ask the City of El Cajon whether one is open
A separate County Moderate-Income program, for incomes from 80% to 120% of AMI, offers a deferred down payment loan of up to 17% of the price at 3% simple interest in the unincorporated County and the cities on SDHC's Moderate-Income list: Carlsbad, Coronado, Del Mar, Imperial Beach, Lemon Grove, Poway and Solana Beach. Its price limit is the latest San Diego County median sales price posted by the California Association of REALTORS®. SDHC listed funds as available for both County programs on October 14, 2026.
SDHC also runs the City of Chula Vista program, for homes in Chula Vista and incomes up to 80% of AMI: a deferred loan of up to 22% of the price, capped at $120,000, for the down payment and closing costs, at 3% simple interest with no payments for 30 years. You put in at least 3%, and the price limit is $807,500 (effective October 2025). SDHC listed its funds as available in October 2026.
City of San Diego Closing Cost & Down Payment Assistance (Low-Income)
A deferred second trust deed for low-income first-time buyers purchasing within San Diego city limits: up to 17% of the purchase price, capped at $125,000, toward the down payment at 3% simple interest with no payments for 30 years. Closing costs come as a separate grant of 4% of the price, up to $10,000, which is forgiven rather than repaid. The loan comes due if you sell, refinance, or stop living in the home as your primary residence.
Must purchase within the City of San Diego
Income at or below 80% AMI
First-time buyer requirement
Minimum 3% buyer contribution; purchase price up to $883,025 (effective December 2025)
Single-family homes, condos, townhomes and manufactured homes on a permanent foundation qualify. Duplexes, triplexes and fourplexes, homes with an ADU or junior ADU (permitted or not), garages converted to living space and homes with a second kitchen don't
A home with a tenant living in it when you make your offer doesn't qualify unless you're that tenant
SDHC listed funds as available on October 14, 2026.
City of San Diego Middle-Income First-Time Homebuyer Program
For buyers who earn too much for the low-income program: a $40,000 deferred down payment loan at 4% simple interest plus a $10,000 closing cost grant that is forgiven after 3 years if you still live in the home. The loan needs no payments for the first 5 years. Starting in year 6, the balance and interest convert to fixed monthly payments over 120 months, with no prepayment penalty. The loan also comes due if you sell, lease, transfer or cash-out refinance the home within 15 years.
Household income from 80% to 150% of AMI: for a household of 4, that's $139,900 to $196,350 (effective June 2026)
Purchase price up to $1,250,000, within the City of San Diego
Minimum down payment of 1.5% of the price, with at least 1% from your own savings
First-time buyer: no home ownership in the last 3 years, including property in another country
Can't be combined with other SDHC first-time buyer programs
SDHC listed funds as available on October 14, 2026.
Federally-insured loans with flexible credit requirements and a minimum down payment of 3.5%. FHA is the workhorse of first-time buyer financing, forgiving on credit scores and debt-to-income ratios, and pairs beautifully with CalHFA assistance.
Minimum credit score 580 (500 with 10% down)
DTI ratios up to 50% in some cases
Upfront mortgage insurance premium of 1.75% of the base loan amount, which can be financed into the loan, plus annual mortgage insurance (MIP)
2026 loan limit in San Diego County: $1,104,000 for a one-unit home (see the 2026 limits)
For eligible active-duty servicemembers, veterans, and surviving spouses, this is a zero-down-payment loan with no private mortgage insurance and competitive rates.
These two programs aren't limited to first-time buyers or to San Diego, and they work only through participating lenders. Both program pages, checked October 14, 2026, describe them as active.
GSFA Platinum (Golden State Finance Authority). For most buyers, the Platinum Standard option provides up to 5% of the first mortgage amount as a second mortgage repaid in monthly payments, at the same interest rate as the first mortgage. It works with FHA, VA, USDA and conventional loans and needs a credit score of at least 640. It has no purchase price limit, but the first mortgage can't exceed $832,750, which is below San Diego County's $1,104,000 limit.
Chenoa Fund (CBC Mortgage Agency). Offers down payment assistance of 3.5% or 5% on an FHA loan, as a forgivable or a repayable second mortgage. It has no income limit, accepts credit scores from 600, and says it stays funded all year.
A second mortgage with monthly payments adds to your monthly housing cost, so compare the total cost and the APR with your lender. The Access Granted program from San Diego Foundation, LISC San Diego and the Urban League of San Diego County had run out of funding, according to LISC's program page on October 14, 2026.
Layering programs can shrink what you bring to closing. CalHFA MyHome, for example, can cover the 3.5% down payment on a CalHFA FHA loan. Each program sets its own stacking rules, though: the City low-income and County programs both require you to put down at least 3% of the price yourself (family gifts can cover part of it), and other assistance can't replace that 3%. The City Middle-Income program requires at least 1.5% and can't be combined with other SDHC first-time buyer programs. The art is matching the right stack to your income, neighborhood, and purchase price. That's what Karina does in the free consultation.
Current-Year Limits · 2026
2026 loan limits in San Diego County
For 2026, FHA loans and conforming loans (the ones Fannie Mae and Freddie Mac buy) share the same limit in San Diego County: $1,104,000 for a one-unit home. The limit caps the loan amount, not the purchase price, and FHA's upfront mortgage insurance premium doesn't count toward it.
Property
2026 limit, FHA (HUD) and conforming (FHFA)
1 unit
$1,104,000
2 units
$1,413,350
3 units
$1,708,400
4 units
$2,123,100
The national baseline conforming limit for a one-unit home is $832,750. San Diego County's limit is higher because it's a high-cost area, and conforming loans between the two figures are often called high-balance loans. A loan above the county limit is a jumbo loan, which falls outside FHA, Fannie Mae and Freddie Mac limits and follows each lender's own rules.
The FHA limits apply to FHA case numbers assigned on or after January 1, 2026. The conforming limits apply to loans Fannie Mae and Freddie Mac acquire in 2026. FHFA and HUD announced the 2026 limits on November 25 and December 11, 2025. This box is updated when they publish the 2027 limits.
Yes, some buyers can, but closing costs still apply. These are the no-money-down and low-money-down routes on this page:
VA loan. 0% down for eligible veterans, servicemembers and surviving spouses, with no private mortgage insurance.
CalHFA Dream For All. Up to 20% of the price, capped at $150,000, if you hold a voucher from a funding round. The 2026 registration portal closed March 16, 2026.
CalHFA MyHome with a CalHFA FHA loan. MyHome can cover FHA's 3.5% minimum down payment.
SDHC City and County programs. These still need money from you: at least 3% of the price for the City low-income and County programs, and at least 1.5% for the City Middle-Income program.
Even with nothing down, you'll need cash for closing costs and prepaid items unless grants or seller credits cover them (see closing costs below). To see what price range fits your income, check how much house you can afford in San Diego.
Cash to Close · As of October 2026
Closing costs and cash to close in San Diego County
Short Answer
Your cash to close is your down payment plus closing costs and prepaid items, minus any credits. Buyers usually pay the lender's charges, the appraisal, the lender's title policy, and prepaid insurance, taxes and interest. In California the seller customarily pays the documentary transfer tax, and escrow fees are usually split, but every split is negotiable and your purchase contract controls. Your lender's Loan Estimate lists your expected costs within 3 business days of your application, and the Closing Disclosure shows the final numbers at least 3 business days before closing.
Cost
What it is
Who usually pays
Lender charges
Origination or underwriting fees, the credit report, and discount points if you choose to buy down the rate
Buyer
Appraisal
The lender's independent valuation of the home
Buyer
Lender's title insurance policy
Protects the lender's loan against title problems
Buyer (customary in California)
Owner's title insurance policy
Protects you, the new owner, against covered title problems
Seller, by San Diego County custom (Chicago Title, 2026); negotiable
Escrow fee
The neutral escrow holder's charge for handling the closing
Split between buyer and seller, by San Diego County custom
County documentary transfer tax
$0.55 per $500 of value ($1.10 per $1,000), excluding any existing liens that stay on the property, collected when the deed is recorded
Seller (customary in California)
Prepaid items and impound deposit
The first year of homeowners insurance, interest from closing to your first payment, and an opening deposit to your loan's escrow (impound) account for property tax and insurance
Buyer
FHA upfront mortgage insurance
1.75% of the base loan amount, usually financed into the loan
Buyer (FHA loans only)
VA funding fee
A one-time VA fee; some veterans are exempt
Buyer (VA loans only)
HOA charges
Document, transfer and setup charges when the home is in a homeowners association
Set by your purchase contract
Inspections
The home inspection and any specialist inspections you order during escrow
Buyer
How big is the number?
It depends on the price, the loan type and the rate, so plan with your Loan Estimate and compare it with your Closing Disclosure before you sign. As a national benchmark only, the CFPB's review of 2023 HMDA data found median total loan costs of $6,684 on home purchase loans and $11,368 on FHA purchase loans, a gap the CFPB says likely reflects FHA's upfront mortgage insurance premium. Those medians cover lender charges, third-party loan services such as title and settlement, and discount points. They leave out the down payment, prepaid items and anything the seller paid, and they are not San Diego figures.
Seller credits
A seller can agree to pay part of your costs as a credit, within each loan program's cap. FHA lets the seller and other interested parties contribute up to 6% of the sales price toward your origination fees, other closing costs, prepaid items and discount points. For a conventional loan on a home you'll live in, Fannie Mae caps these contributions at 3% when your loan-to-value ratio is above 90%, 6% from 75.01% to 90%, and 9% at 75% or less, measured against the lower of the price or the appraised value. Neither program lets a seller credit pay your down payment. VA has its own rules, so ask your lender.
Help from the programs above
The County program's closing cost loan (4% of the price, up to $10,000), the City low-income grant (4% of the price, up to $10,000), the City Middle-Income grant ($10,000), CalHFA MyHome and CalHFA Dream For All can all go toward closing costs.
After closing: the supplemental tax bill
Buying a home triggers a reassessment, and new owners receive one or two supplemental property tax bills on top of the regular annual bill, according to the San Diego County Auditor and Controller. Set money aside for them, and ask your lender or loan servicer whether your impound account will pay them. For ongoing costs such as the property tax rate, Mello-Roos, insurance and HOA dues, estimate the monthly cost of a specific home. Selling a home too? See what it costs to sell a home in San Diego.
Before you offer on a condo, check two things: whether your loan type will finance a unit in that project, and what the homeowners association (HOA) documents say about dues, reserves, insurance and rules. FHA and VA each keep their own list of approved condo projects. California Civil Code 4525 requires the seller to give you the HOA's key documents before the sale closes.
Will your loan work in this project?
FHA. The unit must be in an FHA-approved condo project, meet FHA's definition of a site condominium, or get FHA Single-Unit Approval through the lender. Search HUD's list of FHA-approved condominium projects by city or project name.
VA. VA keeps a separate list. Your lender checks the project in the VA Condo Report.
Conventional. The lender reviews the project too, so ask early whether it meets the lender's condo requirements.
Townhomes. Many are legally condominiums, and others sit on their own lot in a planned development. The legal form, not the look, decides whether condo approval rules apply. The preliminary title report and the HOA documents show which it is.
Dues count. FHA counts monthly HOA dues and any special assessments as part of your housing payment when it qualifies you. SDHC lists one price limit for both attached homes, such as condos and townhomes, and detached homes in its City low-income and County programs.
The HOA documents the seller must give you
Under Civil Code 4525, the seller must give you these as soon as practicable before title transfers:
The governing documents, such as the CC&Rs, bylaws, articles and operating rules
The most recent annual budget report, which under Civil Code 5300 includes the operating budget, a summary of the reserves and the reserve funding plan, whether the board expects special assessments, any outstanding HOA loans, and a summary of the HOA's insurance
A written statement of the current regular and special assessments and fees, plus any unpaid amounts on the unit
Assessment increases the board has approved that aren't due yet
Any unresolved notice of a violation against the unit
A statement describing any ban on renting or leasing units
Construction defect lists and related updates, where they apply
The latest inspection report for balconies and other elevated elements
If you ask, the approved board meeting minutes from the past 12 months
Reserve study and special assessments
An HOA's reserves pay for major repairs and replacements of the parts of the property it maintains. Civil Code 5550 requires the board to have those major components visually inspected at least once every 3 years as part of a reserve study (when their replacement value is at least half of the HOA's gross budget, not counting its reserve account) and to review the study every year. Compare the reserve balance with what the study says the HOA needs, and read the budget report's statement on special assessments. A thin reserve can mean higher dues or a special assessment later.
For condo buildings with 3 or more units, Civil Code 5551 also requires a licensed structural or civil engineer or architect to inspect a sample of wood-supported balconies, decks, stairways and walkways more than 6 feet above the ground at least once every 9 years.
The HOA master policy vs. your own condo policy (HO-6)
The HOA generally insures the building structure and common areas under its master policy. You buy your own condo unit-owners policy, which insurers often call an HO-6, for your belongings, the interior of the unit and the improvements you're responsible for maintaining. Ask about loss assessment coverage, which helps pay your share of an HOA assessment after a covered loss, and whether it includes earthquake losses. The insurance summary in the budget report lists the master policy's insurers, limits and deductibles, including any earthquake and flood coverage, so you can see what's left to you.
Green card holders meet the citizenship or residency rule for CalHFA, the County and City programs, FHA, and Fannie Mae and Freddie Mac loans. Without a green card, whether you can use these programs depends on the program and your immigration status.
Fannie Mae and Freddie Mac buy conventional loans made to lawful non-permanent residents on the same terms as U.S. citizens, though individual lenders can add stricter rules. Neither agency buys loans to borrowers with no lawful U.S. residency status. FHA and the City of San Diego low-income program don't accept non-permanent residents. Among non-citizens, CalHFA accepts only U.S. nationals and the federal "Qualified Alien" groups listed below the table. The County program asks non-citizens for a green card and doesn't say how other statuses are treated, so confirm with SDHC. VA's lender handbook doesn't list citizenship as a requirement, but VA doesn't say outright that non-citizen veterans qualify, so ask the lender.
Program
Who can use it
Source
CalHFA first mortgages (FHA, VA, USDA and conventional)
Each borrower must be a U.S. citizen, a U.S. national, or a "Qualified Alien" under federal law (8 U.S.C. 1641). See the list below the table. CalHFA FHA, VA and USDA loans must also meet FHA's, VA's or USDA's own rules, so ask the lender.
Same test: each borrower must be a U.S. citizen, U.S. national, or Qualified Alien. MyHome is only used with a CalHFA first mortgage, so the test applies to both loans.
San Diego County Down Payment and Closing Cost Assistance
A non-citizen applicant must provide a copy of their green card. The guidelines don't say how other immigration statuses are treated, so confirm with the San Diego Housing Commission at FTHB@sdhc.org.
City of San Diego program (low-income, up to 80% of area median income, or AMI)
Applicants must be U.S. citizens or permanent residents. Applicants in the U.S. under DACA, the DREAM Act or a work visa are not accepted. A spouse or household member who isn't a citizen or permanent resident still counts in the household and must provide income, asset, tax, residence and credit documents, but can't be on the loan or title. The separate Middle-Income program (80% to 150% AMI) guidelines don't state a citizenship rule, so confirm with SDHC.
U.S. citizenship isn't required, but only two non-citizen groups qualify: lawful permanent residents (green card holders) and citizens of Micronesia, the Marshall Islands or Palau. Non-permanent residents are no longer eligible for FHA case numbers assigned on or after May 25, 2025. A Social Security card alone doesn't prove immigration or work status.
Eligibility is based on the veteran's length and character of military service. VA's lender handbook chapters on eligibility and underwriting don't list U.S. citizenship as a requirement. VA doesn't say outright that non-citizen veterans qualify, and lenders can add their own residency rules, so ask the lender.
Fannie Mae and Freddie Mac buy loans made to lawful permanent residents and lawful non-permanent residents on the same terms as U.S. citizens. The lender decides which documents prove lawful presence, and individual lenders can add stricter rules. Neither agency's guide mentions DACA, so DACA recipients should ask the lender. Neither agency buys loans to borrowers with no lawful U.S. residency status.
Under 8 U.S.C. 1641(b) and (c), the list includes green card holders, asylees, refugees, people paroled into the U.S. for at least 1 year, people granted withholding of deportation or removal, Cuban and Haitian entrants, and citizens of Micronesia, the Marshall Islands or Palau living here lawfully under a Compact of Free Association, plus a few smaller groups, such as pre-1980 conditional entrants, certain battered spouses and children, and certain T-visa trafficking cases (U.S. Code).
CalHFA cites this federal definition but doesn't publish its own list of statuses, and it doesn't name temporary work or student visas or DACA. The federal list doesn't include them either. If you hold one of those statuses, or you're a citizen of Micronesia, the Marshall Islands or Palau (a group CalHFA hasn't addressed directly), confirm with a CalHFA-approved lender before ruling CalHFA in or out.
CalHFA's FHA loans stack two tests. An asylee, refugee or parolee without a green card can pass CalHFA's Qualified Alien test and still fail FHA's rule, which accepts only green card holders and citizens of Micronesia, the Marshall Islands or Palau.
SDHC runs both the City and County programs, and their rules have been changing. Confirm the current rule with SDHC before you apply.
Options without permanent residency
Conventional loan as a lawful non-permanent resident. Fannie Mae and Freddie Mac buy these loans on the same terms as for U.S. citizens. Individual lenders can add stricter rules, so ask each one. Neither agency's guide mentions DACA, so if you have DACA, ask the lender directly.
ITIN loan. An ITIN is a 9-digit IRS tax number for people who need a U.S. taxpayer number but can't get a Social Security number. It doesn't provide or change immigration status. Fannie Mae accepts an ITIN in place of a Social Security number only for borrowers who meet its legal residency rules. Without lawful U.S. residency, an ITIN borrower can't get a Fannie Mae, Freddie Mac or FHA loan. A 2024 Urban Institute study based on lender interviews found that credit unions and community development financial institutions (CDFIs) are the main ITIN lenders and that most ITIN lenders keep these loans on their own books. Lenders it interviewed reported down payments of 10% to 20% (some require at least 20%) and rates generally 0.5 to 2 percentage points above traditional mortgages. The premium isn't universal: some credit union programs reportedly price ITIN loans the same as Social Security number loans. The Urban Institute research predates FHA's 2025 rule change and June 2026 federal guidance that says lenders may consider immigration status and flags ITIN use as a possible risk factor, so availability and pricing may have changed.
Foreign-national loan. For buyers without U.S. residency status. Terms vary a lot by lender: as of October 2026, one lender's program page lists a 20% minimum down payment, and others ask for more. Some accept credit reference letters from banks in your home country in place of U.S. credit.
General information only. This section summarizes published program and agency rules as of October 2026. It is not legal, tax or immigration advice, and lenders can add stricter rules than the agencies require. Confirm your eligibility with a lender or the program administrator (CalHFA or SDHC) before you rely on it. For ITIN or other tax questions, talk to a CPA or U.S. tax attorney. For questions about your immigration status, talk to an attorney.
Frequently asked questions
What first-time home buyer programs are available in San Diego?
San Diego first-time buyers can access CalHFA MyHome Assistance, CalHFA Dream For All (when a funding round is open; the 2026 application portal closed March 16, 2026), San Diego County Down Payment and Closing Cost Assistance, the City of San Diego low-income and Middle-Income down payment and closing cost programs, FHA loans, and VA loans. These programs can often be combined to reduce out-of-pocket costs.
How much do I need for a down payment in San Diego?
Often much less than 20 percent. In the National Association of REALTORS® 2025 Profile of Home Buyers and Sellers, the median first-time buyer nationwide put down 10 percent. FHA loans require as little as 3.5 percent down, VA loans allow 0 percent for eligible veterans, and down payment assistance programs can cover much of that amount.
Can I buy a house in San Diego with no money down?
Some buyers can. VA loans allow 0% down for eligible veterans, servicemembers and surviving spouses. CalHFA Dream For All can cover up to 20% of the price, capped at $150,000, for buyers who hold a voucher from a funding round; the 2026 registration portal closed March 16, 2026. CalHFA MyHome can cover FHA's 3.5% minimum down payment. The City of San Diego low-income and San Diego County programs require at least 3% of the price from the buyer, and the City Middle-Income program at least 1.5%. Closing costs still apply unless grants or seller credits cover them.
Can I combine more than one down payment program?
Sometimes. CalHFA MyHome is used with a CalHFA first mortgage and can cover the 3.5% down payment on a CalHFA FHA loan. The City of San Diego low-income and San Diego County programs require you to put in at least 3% of the price yourself, and other assistance can't replace that 3%. The City Middle-Income program can't be combined with other SDHC first-time buyer programs. Each program's guidelines and your lender decide what stacks, so ask before you count on two programs.
Do I have to be a first-time buyer to qualify for assistance?
Usually, yes. Most assistance programs define a first-time buyer as someone who has not owned a home in the last three years. Income limits and other requirements vary by program and by San Diego jurisdiction.
What is the 2026 FHA loan limit in San Diego County?
$1,104,000 for a one-unit home, for FHA case numbers assigned on or after January 1, 2026. The limit is $1,413,350 for 2 units, $1,708,400 for 3 units and $2,123,100 for 4 units. The 2026 Fannie Mae and Freddie Mac conforming limits in San Diego County are the same, and the national baseline conforming limit is $832,750. The limit caps the loan amount, not the price.
What are the 2026 CalHFA income limits for San Diego County?
$259,000 for CalHFA first mortgages and MyHome Assistance, and $207,000 for CalHFA Dream For All, both effective June 30, 2026. CalHFA publishes one limit per county for each program, and a CalHFA-approved lender works out which income counts toward it. The SDHC City and County programs use separate limits based on area median income.
How much are closing costs for a buyer in San Diego?
It depends on the price, the loan type and the rate, so plan with your lender's Loan Estimate, which you should receive within 3 business days of applying. As a national benchmark, the CFPB found median total loan costs of $6,684 on 2023 home purchase loans and $11,368 on FHA purchase loans; those figures leave out the down payment and prepaid taxes, insurance and interest. Buyers usually pay the lender's charges, the appraisal, the lender's title policy and prepaid items. In California the seller customarily pays the documentary transfer tax, which is $1.10 per $1,000 of value in San Diego County, and escrow fees are usually split. Every split is negotiable, and seller credits can cover some buyer costs within loan program limits.
Can I use an FHA loan to buy a condo in San Diego?
Yes, if the unit is in an FHA-approved condo project, meets FHA's definition of a site condominium, or gets FHA Single-Unit Approval through the lender. You can search HUD's list of FHA-approved condominium projects online, and VA loans use a separate VA list. Before you buy any condo, read the HOA documents the seller must provide under California Civil Code 4525, including the budget report, the reserve summary and the insurance summary.
Can I use San Diego first-time buyer programs without a green card?
It depends on the program and your immigration status (as of October 2026). CalHFA MyHome Assistance, CalHFA first mortgages, and CalHFA Dream For All require each borrower to be a U.S. citizen, a U.S. national, or a Qualified Alien under federal law (8 U.S.C. 1641), which includes green card holders, asylees, refugees, and some other groups. CalHFA doesn't publish its own list of statuses, so confirm with a CalHFA-approved lender. San Diego County Down Payment and Closing Cost Assistance asks non-citizen applicants for a copy of their green card, and its guidelines don't say how other statuses are treated, so confirm with the San Diego Housing Commission. The City of San Diego low-income (up to 80% AMI) program requires U.S. citizens or permanent residents and does not accept applicants in the U.S. under DACA, the DREAM Act, or a work visa. The City's separate Middle-Income (80% to 150% AMI) program guidelines don't state a citizenship rule, so confirm with SDHC. Among non-citizens, FHA accepts only green card holders and citizens of Micronesia, the Marshall Islands, or Palau. VA's lender handbook does not list U.S. citizenship as a requirement, so ask the lender. Fannie Mae and Freddie Mac buy conventional loans made to lawful permanent and lawful non-permanent residents on the same terms as U.S. citizens, but individual lenders can add stricter rules, and neither agency's guide mentions DACA, so ask the lender. Buyers who don't fit these programs may look at ITIN loans, foreign-national loans, or paying cash; terms vary by lender and may have changed since June 2026 federal guidance on immigration status and ITINs. This is general information, not legal or tax advice.
General information only. Program terms, loan limits and income limits on this page come from the official sources cited in each section, as of October 14, 2026. Programs can change their terms or run out of funds, and lenders can add their own rules. Nothing here is a loan offer. Karina Somenzari is a real estate agent, not a lender, attorney or tax advisor, so confirm your numbers with your lender, CalHFA or SDHC before you rely on them.
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